408 W 4th St · Hudson, WY 82515

$80,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 37 Days on market

Built 1923 0.25 ac lot $59/sqft · 53% below area

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New power service
• Rental property
• Investment project

Tags

• QUARTER-ACRE LOT
• NEW POWER SERVICE
• INVESTMENT PROJECT
• RENTAL PROPERTY
• ONE-OF-A-KIND HOME
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Exterior features: Aluminum roof; Quarter-acre lot

Interior

• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $61 ($735/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#119 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Fremont County School District # 1 (town): math 46% / reading 54% proficiency, ranked #26 of 41 in WY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 22 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $896 appreciation (1.1% local appreciation)).
• Fremont County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.13%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $171,769
• List price: $80,000
• Delta: -53.43%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 W 4th St	0.03mi	3/2.0	1,440 (+6%)	1mo	$150,000	$104	84
309 S Illinois Ave	0.17mi	3/1.0	1,316 (-3%)	14mo	$225,000	$171	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.27×
• Total profit: $6,093
• Equity at exit: $27,810

10-year hold

• IRR: 9.7%
• Equity multiple: 2.20×
• Total profit: $26,857
• Equity at exit: $37,346

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Wyoming: 90 Strongly Landlord-Friendly · R+25
• County: — inherits STATE
• City: — inherits STATE

3-day notice; strongly landlord-favorable; small market.

Methodology + full state rankings →

ZIP-level market 82515

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $61

Break-even live

Break-even rent $1,132

Max offer price $80,000

Occupancy floor 90%

Sensitivity live

Price	-10% $107	-5% $84	+0% $61	+5% $39	+10% $16
Rent	-10% $-34	-5% $13	+0% $61	+5% $109	+10% $157
Rate	-1.0pp $102	-0.5pp $82	base $61	+0.5pp $40	+1.0pp $19

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   status $80,000 Pending 37 DOM
2. 2026-06-17
   days on market $80,000 Active 37 DOM
3. 2026-06-16
   days on market $80,000 Active 36 DOM
4. 2026-06-15
   days on market $80,000 Active 35 DOM
5. 2026-06-14
   days on market $80,000 Active 33 DOM
6. 2026-06-12
   days on market $80,000 Active 32 DOM
7. 2026-06-09
   days on market $80,000 Active 29 DOM
8. 2026-06-08
   days on market $80,000 Active 28 DOM
9. 2026-06-07
   days on market $80,000 Active 27 DOM
10. 2026-06-05
    days on market $80,000 Active 25 DOM
11. 2026-06-04
    days on market $80,000 Active 23 DOM
12. 2026-06-02
    days on market $80,000 Active 22 DOM
13. 2026-06-01
    days on market $80,000 Active 21 DOM
14. 2026-05-31
    days on market $80,000 Active 20 DOM
15. 2026-05-31
    days on market $80,000 Active 19 DOM
16. 2026-05-11
    listed $80,000 Active 781-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $180 · $15/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$308/yr (+$26/mo · 171.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 51% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,516
• − Mortgage interest: −$4,481
• − Property taxes: −$180
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,327
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $810/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fremont County School District # 1
• NCES district ID: 5602870
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $55,401
• Composite: 43.27/100
• National rank: #3048
• State rank: #26 of 41 in WY

Livability — Hudson

• Score: 61/100
• State rank: #119
• US rank: #18375

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, WY
• Population (ZIP): 386

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 39,368 people
• By 2030: 38,412 · -2.4%
• By 2040: 36,224 · -8.0%
• By 2050: 34,314 · -12.8%
• By 2075: 30,353 · -22.9%
• By 2100: 25,821 · -34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 2% Lithuanian 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.7% · Other 1.9%
• 2008→2024 swing: -8.6pp toward R · 2008: -28.8pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.8 2016: R+42.1 2012: R+34.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 109.7506
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-17 Pending — WMLS
• 2026-05-11 Listed $80,000 WMLS

Property tax history

-9.1%/yr

Latest (2025): $180 · -22.2% YoY. Source: county tax records.